HomeMy WebLinkAboutTuscany Lakes PP 02-006WHITE PETERSON
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WHITE, PETER_SON, MORROW, GIGRAY, ROSSMAN, NYE & ROSSMAN, P.A.
ATIDRNEY8 AT LAW
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MERIDIAN OFFICE
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PLEASE REPLY TO
MERIDIAN OFFICE
Staff
AA~elicant
cted Property Owner(s)
June 12, 2002
Re: Application Case NO PP-02-006
RECEIVED
JUN I 2 2002
CiTY OF MERIDIAN
CITY CI FRK OFF!C~
FINDINGS AND RECOMMENDATIONS OF PLANNING AND ZONING
COMMISSION
Staff, Applicant and/or Affected Property Owner(s):
Please note that these Findings and Recommendations of the Planning
and Zoning Commission shall be presented to the City Council at the public_hearing 9n
the above referenced matter by the Planning and Zoning Administrator. Due to the
volpme of matters which the City Coungil must decide, ar!_d to insure your position is
understogd and clear, it is important to have a consistent Ibrmat by which matters are
presented at the public hearings before the City Council.
The City Council strongly recommends:
1. That y. ou take time to carefully review the Findings and Recommendations of .the
P1 .at~."ng and Zoning Commission, and be prepared to state your ppsition on this
application by addressing the Findings and Recommendations of the Planning
anit Zoning Commission; and
2. That you carefully complete (be sure it is legible) the Position Statement if
you disagree with the ]Findings and Recommendations of the Planning and Zoni.ng
Commissmn. The Position Statement form for this application is available at me
City Clerk's office.
It is recommended that Xou prepare a Position Statement and deliver it
to the_Ci~ Clerk prior to the heating, ff possible. If that is not possible, please present
your Posffion Statement to the C. ity Council at the hearing, along with ei~:,ht (8) copies.
The copies will be presented to the .Mayor, C_9uncil, Planning_ and Zoninl~
Administrator, Public .Works and_the .City_Attorney. It- you are a pan of a group, it ~s
strongly recommended that one Position Statement be filled out tbr the group, which
can be signed by the representative for the group.
City A~om~-ff-s Offit6 ~.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST PRELIMINARY PLAT
FOR TUSCANY LAKES
SUBDIVISION
GEM PARK II PARTNERSHIP,
Applicant
Case No. PP - 02-006
RECOMMENDATION TO CITY
COUNCIL
o
The property is approximately 190.47 acres in size and is generally located west of S.
Eagle Road and south of E. Victory Road.
The owners of record of the subject property are Marty Goldsmith, Walter Simont and
Raymond Smith, Jean & Richardson Burnett Family Trust.
Applicant is Gem Park II Partnership of Meridian.
The subject property is currently zoned RT by Ada County. There is, however, an
application for annexation and zoning to R-4 before the City Council. The zoning orR-4
is defined within the City of Meridian Zoning and Development Ordinance Section 11-7-
2.
The subject property is within the city limits of the City of Meridian.
The entire parcel is included within the Meridian Urban Service Planning Area as defined
in the Meridian Comprehensive Plan.
The Applicant proposes to develop the subject property in the following manner: a
planned development including 454 single family lots, 1 well lot, 38 common lots and
one other lot.
There are no significant or scenic features of major importance that affect the
consideration of this application.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TUSCANY
LAKES SUBDIVISION - GEM PARK II PARTNERSHIP - Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the City of Meridian that they approve the preliminary plat as requested by the applicant for
the property described in the application, subject to the following:
A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
The City of Meridian can adequately serve the initial phases of the residential portion of
this project once the new Well 23, within the Silverstone project, is on line (fall 2002),
and the 12-inch diameter main is extended under the Ridenbaugh Canal (fall 2002). New
mains will need to be extended from the current point of terminus in Eagle Road just
north of the McDonald Lateral, to the subdivision's southerly boundary line extended in
Eagle Road, and in Victory Road from Eagle to the Ridenbaugh Canal, and in Locust
Grove from Sherbrook Hollows to the southerly boundary line extended. Modeling
results indicate that there will be problems providing adequate fire flows and pressures to
the elementary school site without the addition of water supply. The City of Meridian
currently owns land for a new well on the Eagle Road frontage near the Ridenbaugh
Canal, however with the addition of our new well within the Silverstone project,
approximately V2 mile north, this site is not the best location for additional supply in the
area. Staff requests that the applicant provide land for a new well along the project's
north boundary adjacent to Victory Road and the Ridenbaugh Canal. Main sizing and
routing to be coordinated with the Public Works Department. Applicant will be
responsible to construct the sewer mains to and through this proposed development.
Staff finds, from previous modeling of the sanitary sewer system, that the subdivision can
be adequately served by an extension of the Ten Mile Sewer Trunk. Main sizing and
routing to be coordinated with the Public Works Department. Applicant will be
responsible to construct the sewer mains to and through this proposed development.
o
Fencing details shall be submitted with the Final Plat application. Fencing adjacent to
pathways or private parks shall not be over three feet in height if constructed of a solid
material, and shall not be more than 4 feet in height if it is non-sight obscuring.
4. Performance specifications for the common area pressurized irrigation system shall be
submitted with the Final Plat application(s).
5. Cross sections of the proposed pathway system shall be submitted to the Planning and
Zoning staff for review at least ten (10) days prior to the next public heating.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TUSCANY
LAKES SUBDIVISION - GEM PARK II PARTNERSHIP - Page 2
6. A pedestrian access to the school site shall be added though Block 19 to the north.
7. Stub streets shall be added in the following locations:
S. Florence Way shall be extended to the north. The Planning and Zoning
Commission recommends that this planned stub street requirement be
eliminated.
S. Arno Way shall be extended to the south.
The existing stub street to the north on S. Lucca Avenue shall be eliminated and
replaced with a stub street to the north on S Italy Way and a stub street to the
north on S. Naples Avenue.
A stub street or ingress/egress easement shall be granted to the property to the
north of S. Arno Lane where it intersects with W. Rome Drive.
The required landscaping and pressurized irrigation system on Victory Road, Eagle Road
and Locust Grove Road shall be installed prior to the issuance of a Certificate of
Occupancy for any building on any lot created by the subdivision. Landscaping and
fencing must be bonded for prior to applying for building permits.
9. The applicant shall coordinate ACHD concerning the requirements and construction of
the bridges over the Ridenbaugh Canal, Ten Mile Creek and the Eight Mile Lateral.
10.
A revised phasing schedule that details a successive and contiguous phasing order shall
be submitted to the Planning and Zoning staff for review at least ten (10) days prior to the
next public heating for this project.
11. The detailed landscape plans to be submitted with the Final Plat applications for each
phase shall include standards for the proposed pathway system.
12. The developer shall be required to install all parkway trees within each phase of the
development prior to any Certificates of Occupancy being issued.
13. Fencing details shall be submitted with each Final Plat application. Fencing adjacent to
pathways or the common area lots shall not be over three feet in height if constructed of a
solid material, and shall not be more than 4 feet in height if it is non-sight obscuring. A 6-
foot high perimeter fence shall be installed prior to any building permits being issued,
, unless agreed to otherwise in writing by the Planning Director.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TUSCANY
LAKES SUBDIVISION - GEM PARK II PARTNERSHIP - Page 3
14. All adjacent agricultural uses shall be protected and a note added to the face of the plat
regarding the Right to Farm Act.
15.
Applicant shall revise the preliminary plat map to show all easements of record (ditches
and drainage ways), show how the existing ditches are being continued, and all new
easements needed for relocations. Lots shall be configured to the edge of easement lines
unless an encroachment agreement is granted. If the latter is the case, Applicant shall
create a common area lot covering the balance of the easement width.
16.
Underground pressurized irrigation must be provided to all landscape areas on site.
Applicant has not indicated whether the pressurized irrigation system within this
development is to be owned and maintained by an association or the Nampa & Meridian
Irrigation District. If the system is being proposed as a private system, plans and
specifications for the irrigation system shall be reviewed by the Public Works
Department as part of the development plan review process. A draft copy of the
pressurized irrigation system O&M manual must be submitted prior to plan approval.
17.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water. If a creek or well source is not available, a single-point connection
to the culinary water system shall be required. If a single-point connection is utilized, the
developer shall be responsible for the payment of assessments for the common areas prior
to signature on the final plat by the Meridian City Engineer.
18. The Planning and Zoning Commission further recommend that the Applicant be
required to build single-story homes on Block 1, Lots 32, 33 and 34 of said plat.
19.
The Planning and Zoning Commission further recommend that to offset the
replacement of shrubbery from the Young property which will be affected by the
widening of Victory Road, Applicant shall be required to make arrangements with the
Youngs (property owners) regarding adequate replacement of such shrubs, and the
approval of the Preliminary Plat be contingent upon approval by Mr. Young of the
shrubbery replacement by Applicant.
GENERAL COMMENTS (preliminary plat)
20.
Applicant shall submit a copy of the Ada County Street Name Committee's final approval
letter for the subdivision name, and the lot and block numbering. Make any corrections
necessary to conform.
21.
All existing trees over four inches (4") in caliper shall be retained and protected tmless
mitigated for with an equal number of caliper inches of new trees, per the Landscape
Ordinance.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TUSCANY
LAKES SUBDIVISION - GEM PARK II PARTNERSHIP - Page 4
22. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
23.
A letter of credit or cash surety in the amount of 110% of the total bid will be required for
all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
24.
Two-hundred-fifty-watt, and one-hundred-watt, high-pressure sodium streetlights will be
required at locations designated by the Public Works Department. All streetlights shall be
installed at subdivider's expense. Typical locations are at street intersections and/or fire
hydrants.
25.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
City Ordinance 12-4-13, excluding the Ridenbaugh Canal, Ten Mile Creek and the Eight
Mile Lateral. The ditches to be piped should be shown on the site plans. Plans will need
to be approved by the appropriate irrigation/drainage district, or lateral users association,
with written confirmation of said approval submitted to the Public Works Department.
26.
Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Sections 9-1-4 and 9 4 8. Wells
may be used for non-domestic purposes such as landscape irrigation.
27. Slopes within drainage lots are not to exceed a ratio of 3:l.
B. Adopt the Recommendations of ACHD as follows:
28.
Dedicate 45-feet of right-of-way from the centerline of Locust Grove Road abutting the
parcel by means of recordation of a final subdivision plat or execution of a warranty deed
prior to issuance of a building permit (or other required permits), whichever occurs first.
29. Dedicate 35-feet of right-of-way from the centerline of Victory Road abutting the parcel
by means of recordation of a final subdivision plat or execution of a warranty deed prior
to issuance of a building permit (or other required permits), whichever occurs first.
30.
Dedicate 48-feet of right-of-way from the centerline of Eagle Road abutting the parcel by
means of recordation of a final subdivision plat or execution of a warranty deed prior to
issuance of a building permit (or other required permits), whichever occurs first.
31. Construct a 5-foot wide concrete sidewalk on Locust Grove Road abutting the site. The
sidewalk shall be located 2-feet within the new right-of-way of Locust Grove Road.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TUSCANY
LAKES SUBDIVISION - GEM PARK II PARTNERSHIP - Page 5
32. Construct a 5-foot wide concrete sidewalk on Victory Road abutting the site. The
sidewalk shall be located 2-feet within the new right-of-way of Victory Road.
33. Construct a 5-foot wide concrete sidewalk on Eagle Road abutting the site. The sidewalk
shall be located 2-feet within the new right-of-way of Eagle Road.
34.
Construct a center turn lane on Locust Grove Road for the Dartmoor Drive intersection.
Provide a minimum of 100-feet of storage with shadow tapers for both the approach and
departure directions. Coordinate the design of the mm lane with District staff.
35.
Construct a center turn lane on Victory Road for the Tuscany Way intersection. Provide
a minimum of 100-feet of storage with shadow tapers for both the approach and departure
directions. Coordinate the design of the mm lane with District staff.
36.
Construct a center turn lane on Eagle Road for the Rome Drive intersection. Provide a
minimum of 100-feet of storage with shadow tapers for both the approach and departure
directions. Coordinate the design of the turn lane with District staff.
37.
Construct a right-turn acceleration lane and a right turn deceleration lane on Locust
Grove Road for the Dartmoor Drive intersection. Coordinate the design of the
deceleration lane with District staff.
38. Construct a right-mm acceleration lane on Victory Road for the Tuscany Way
intersection. Coordinate the design of the deceleration lane with District staff.
39.
Construct a right-turn acceleration lane and a right turn deceleration lane on Eagle Road
for the Rome Drive intersection. Coordinate the design of the deceleration lane with
District staff.
40.
Construct a main entrance, Dartmoor Drive, intersecting Locust Grove Road
approximately 650-feet south of the north property line, as proposed. This roadway
location meets District policy and is approved with this application. Dartmoor Drive
shall be designed with of a minimum 21-foot street section on either side of a center
median and shall be constructed a minimum of 4-feet wide to total a minimum of a 100-
square foot area. The applicant will be required to dedicate 54-feet of right-of-way plus
the additional width of the median.
41.
Construct a main entrance, Tuscany Way, intersecting Victory Road at the east property
line, as proposed. This roadway location meets District policy and is approved with this
application. Tuscany Way shall be designed with a minimum of a 21-foot street section
on either side of a center median and shall be constructed a minimum of 4-feet wide to
total a minimum of a 100-square foot area. The applicant will be required to dedicate 54-
feet of right-of-way plus the additional width of the median.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TUSCANY
LAKES SUBDIVISION - GEM PARK II PARTNERSHIP - Page 6
42.
Construct a main entrance, Rome Drive, intersecting Eagle Road at the north property
line, as proposed. This roadway location meets District policy and is approved with this
application. Rome Drive shall be designed with a minimum of a 21-foot street seCtion on
either side of a center median shall be constructed a minimum of 4-feet wide to total a
minimum of a 100-square foot area. The applicant will be required to dedicate 54-feet of
right-of-way plus the additional width of the median.
43.
Construct Rome Drive and Dartmoor Drive as a 33-foot street section within 50-feet of
right-of-way with two 11-foot travel lanes and two 4-foot bike lanes with vertical curb,
gutter and 5-foot concrete sidewalk. Parking shall be restricted on both sides of these
roadways, as proposed.
44.
Unless otherwise approved, the applicant shall be required to construct all public roads
within the subdivision as 36-foot street sections with curb, gutter, and 5-foot wide
concrete sidewalks within 50-feet of right-of-way. If the sidewalk is outside of the right-
of-way, the applicant shall provide an easement.
45. Construct six stub streets, as proposed.
South Cosmo Avenue is proposed to stub to the south property line approximately 570-
feet east of South Locust Grove Road.
· South Lucca Avenue is proposed to stub to the north property line approximately 2,400-
feet east of South Locust Grove Road.
· South Pompeii Avenue is proposed to stub to the south property line approximately
2,500-feet west of Eagle Road.
· South Tiber Avenue is proposed to stub to the south property line approximately 1,450-
feet west of Eagle Road.
· West San Marino Drive is proposed to sub to the east property line approximately 530-
feet south of the north property line.
· West Sicily Drive is proposed to stub to the east property line approximately ½ of a mile
east of Eagle Road.
46.
Install a sign at the terminus of the roadways stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the
design of the turnaround with District staff.
47. Construct six knuckles, as proposed.
· West Sicily Drive is proposed to have a knuckle on the north side of the roadway
between South Arno Way and South Pisa Way.
· There is a proposed knuckle at the northwest comer of West Milan Drive and
South Turin Avenue.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TUSCANY
LAKES SUBDIVISION - GEM PARK II PARTNERSHIP - Page 7
· There is a proposed knuckle at the southwest comer of West Mediterranean Drive
and South Turin Drive.
· There is a proposed knuckle at the northwest comer of South Turin Avenue and
West Sicily Drive.
· There is a proposed knuckle at the southwest comer of West Rome Drive and
South Turin Avenue.
· There is a proposed knuckle at the southeast comer of West Milan and South
Palermo Avenue.
48.
If the knuckles propose a traffic island in the knuckle, the applicant shall be required to
construct the traffic island in the knuckle with a minimum of 4-feet wide with a minimum
area of 100-square feet and designed to safely channel traffic. The roadway around the
traffic island shall maintain a minimum of a 29-foot street section. The design shall be
reviewed and approved by ACHD's Planning and Development staff.
49.
Construct an ACHD approved turnaround at the end of West Genova Court, West
Calabria Court, West Calabria Drive, West Mediterranean Court and South Crete Way.
Submit a design of the turnaround for review and approval by District staff.
50.
The turnarounds shall be constructed to provide'a minimum turning radius of 45-feet and
provide a minimum of a 29-foot street section on either side of any center islands within
the tumarounds. Any medians shall be constructed a minimum of 4-feet wide to total a
minimum of a 100-square foot area. Dedicate 54-feet of right-of-way plus the additional
width of the median.
51. Construct a non-circular turnaround at the west end of West Falcon Drive, as proposed.
Submit a design of the turnaround for review and approval by District staff.
52.
Any proposed landscape islands/medians within the public right-of-way dedicated by this
plat shall be owned and maintained by a homeowners association. Notes of this shall be
required on the final plat.
53. Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District.
54. Any existing irrigation facilities shall be relocated outside of the fight-of-way.
55. All utility relocation costs associated with improving street frontages abutting the site
shall be borne by the developer.
56.
Other than the three public streets specifically approved with this application, direct lot or
parcel access to Locust Grove Road or Victory Road is prohibited. Lot access
restrictions, as required with this application, shall be stated on the final plat.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TUSCANY
LAKES SUBDIVISION - GEM PARK II PARTNERSHIP - Page 8
C. Adopt the Nampa & Meridian Irrigation District Recommendations as follows:
57. Applicant shall apply for a Land Use Change Application to file with the Irrigation
District.
D. Adopt the Meridian Fire Department Recommendations as follows:
58. One and two family dwellings will require a fire-flow of 1,000 gallons per minute
available for a duration of 2 hours to service the entire project. Fire hydrants shall be
placed an average of 400' apart at approved locations.
59. The proposed school site will require a fire-flow of 2,500 gallons per minute available for
duration of 2 hours at a residual pressure of 20 psi. Fire hydrants shall be placed an
average of 400' apart.
60. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
61. Acceptance of water supply for fire protection is contingent upon acceptance of the water
system by the City of Meridian.
62. Final approval for fire hydrant location shall be by the Meridian Fire Department.
63. All turning radii shall be a minimum of 28' inside and 48' outside.
64. Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
65. The roadways shall be built to Ada County Highway standards.
66. The proposed 353-1ot subdivision with an estimated 2.9 residents per household would
have a total estimated population of 1,023 residents at build out.
67. The proposed project lies outside the five-minute response zone goal.
68. The phasing play may require that any roadway greater than 150' in length that is not
provided with an outlet shall be required to have a turnaround.
E. Adopt the Parks and Recreation staff comments as follows:
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TUSCANY
LAKES SUBDIVISION - GEM PARK II PARTNERSHIP - Page 9
69. The Parks and Recreation Comprehensive Action Plan recommends a 20-Acre Park in the
1-mile section adjacent to S. Eagle Road. The park should be located in Phase I of
Tuscany East and fronted on two (2) sides with streets.
F. Adopt the Recommendations of the Central District Health Department as follows:
70.
The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of Environmental
Quality.
71. Run-off is not to create a mosquito breeding problem.
72. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface
to prevent impact to groundwater and surface water quality.
73.
The Engineers and architects involved with the design of the subject project shall obtain
current best management practices for stormwater disposal and design a stormwater
management system that prevents groundwater and surface water degradation.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TUSCANY
LAKES SUBDIVISION - GEM PARK II PARTNERSHIP - Page 10